Letter from the province – Brown or green home?
The requirements on our business changes and if these changes involve impacts that forces us to change our physical fulfilment structure like higher volumes than we cannot handle in our existing location. We might need to find a new home for our fulfilment. If so, what do we need to consider when looking for this new home?
The basic is that any new home must support our fulfilment need today and handle those changes in the future that we can foresee and judge as most likely. The reason it is paramount to look into the future is that a real-estate contract is one of the few contracts that you cannot break, so be careful before you commit your company.
A new location, a new warehouse and maybe a new automated logistic solution can have a big positive impact on our fulfilment and while we explore and work hard to utilize these possibilities we also need to understand the impact our choices have on our company.
The selection of a location can affect your transportation cost for sourcing and distribution. The location normally also have an impact on the lead time to your customers and the forwarders can have different cut off time depending on the location, which in turn can affect your delivery service (your customer promise).
We can look at existing facilities/warehouses often called brown-field, these normally come with some limitations and more often than not demands a higher price per sqm. The limitations can be ceiling hight and less adaptations for your business. The contracts for existing warehouse buildings are typically shorter (from 2 years) than the contracts for building a new warehouse.
We can also look at building a new warehouse, often called green-field, these typically offers a much higher degree of customization and depending on the available “land” can offer a higher flexibility to grow, to extend with a growing business. The contracts are from 10 years or longer. The local regulations have a big impact on how high we can build and also how big a percentage of the surface we can maximum build on, in a specific land slot.
The length of the rental-contract has a direct correlation to the degree of flexibility of the real estate owners, a shorter contract limits the amount of customization. A longer contract for a new warehouse can today often also include the cost for automation within the warehouse, thus financing the automation through the real estate contract.
The paradox with the above mentioned flexibility of the real estate owners is that the longer you sign up for, the less flexibility you get in terms of contract commitment. If we are a growing company then this is why we need to make sure we either have the flexibility within the selected site to grow or we need to have a fulfilment strategy that support us to build new sites as we grow, like Amazon and Zalando.
Whether you go brown or green is less important, the goal is to select the right home in terms of fulfilment impact for your company.
In search of awesomeness / Deliver results / Empowerment
Adviser and Project Management within Supply Chain, Warehousing, Warehouse processes, Distribution and Automation.
+46 (0)70 – 669 60 10